interrent reit · return 501% number of suites 4,033 to 8,474 110% since current management took...

June 2016

INTERRENT REITINVESTOR PRESENTATION

INTERRENT REIT IS A GROWTH-ORIENTED REAL ESTATE INVESTMENT TRUST ENGAGED IN INCREASING VALUE AND CREATING A GROWING AND SUSTAINABLE DISTRIBUTION THROUGH THE ACQUISITION AND OWNERSHIP OF MULTI-RESIDENTIAL PROPERTIES.

InterRent REIT | 2016 3

FORWARD LOOKING STATEMENTS

This presentation contains “forward-looking statements” within the meaning of applicable Canadian securities legislation.Generally, these forward-looking statements can be identified by the use of forward-looking terminology such as “plans”,“anticipated”, “expects” or “does not expect”, “is expected”, “budget”, “scheduled”, “estimates”, “forecasts”, “intends”,“anticipates” or “does not anticipate”, or “believes”, or variations of such words and phrases or state that certain actions,events or results “may”, “could”, “would”, “might” or “will be taken”, “occur” or “be achieved”. InterRent is subject tosignificant risks and uncertainties which may cause the actual results, performance or achievements to be materiallydifferent from any future results, performance or achievements expressed or implied by the forward looking statementscontained in this release. A full description of these risk factors can be found in InterRent’s publicly filed information whichmay be located at www.sedar.com. InterRent cannot assure investors that actual results will be consistent with theseforward-looking statements and InterRent assumes no obligation to update or revise the forward-looking statementscontained in this presentation to reflect actual events or new circumstances.

157 Pearl | Hamilton


ROADMAP TO THE PRESENT

ABOUT INTERRENT

Start September 30, 2009

End As at June 3, 2016

Unit Price $1.50 to $7.90

CumulativeDistributions $1.12

Simple Total Return 501%

Number of Suites

4,033 to 8,474

110%

Since current management took over, InterRent has been one of the best performing REITs in Canada with a total return of 501%. InterRent continues to focus on organic growth of existing properties, target new properties to reposition, as well as acquisitions ofproperties with untapped value.

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13.65¢ 18.68¢12¢ 12¢ 20.36¢ 22.15¢

$7.90


Primary Market6,250 Suites*

WE ARE PROVIDERS OF HOMES ACROSS ONTARIO AND QUEBEC

ABOUT INTERRENT

Secondary Market2,685 Suites

*Includes properties acquired and disposed of since Dec. 31st, 2015 as well as unconditional deal in Brantford

Properties Sold in 2016461 Suites*

Our primary markets make upapproximately 80% of our NOI


PROVEN ABILITY TO SOURCE DEALS

GROWTH POTENTIAL

2012

2013

2014

2015Riviera, Gatineau (QC) – 490 suites

2386 & 2400 New Street, Burlington (ON) – 230 suites

2757 Battleford Road, Mississauga (ON) – 184 suites

2304 Weston Road, Toronto (ON) – 96 suites

Sir Walter Scott, Montreal (QC) – 174 suites

Crystal Beach West, Ottawa (ON) – 87 suites

70 Roehampton Avenue, St. Catharines (ON) – 64 suites

Elmridge, Ottawa (ON) – 118 suites

5220 Lakeshore Road, Burlington (ON) – 127 suites

Place Kingsley Apartments, Montreal (QC) – 327 suites

Bell Street (LIV), Ottawa (ON) – 442 suites

Crystal Beach East, Ottawa (ON) – 54 suites

15 Kappele Circle, Stratford (ON) – 23 suites

Tindale Court & Quigley Road, Hamilton (ON) – 334 suites

6599 Glen Erin, Mississauga (ON) – 232 suites

15 Louisa, Ottawa (ON) – 2 suites

5501 Adalbert, Montreal (QC) – 280 suites

Forest Ridge, Ottawa (ON) – 393 suites

Britannia Portfolio, Ottawa (ON) – 286 suites

181 Lebreton & 231 Bell, Ottawa (ON) – 2 suites

Hamilton Portfolio, Hamilton (ON) – 618 suites

Maple & Brant, Burlington (ON) – 123 suites

1,000 Suites

1,339 Suites

645 Suites

1,702 Suites

Proven track record of sourcing acquisitions, with over $580 Million in acquisitions since change of control (over 5,480 units).

Continued pipeline of potential properties through solid relationships and proprietary lead generation database.

Riviera, Gatineau 5550 Trent, Montreal Crystal Beach, Ottawa

2016

545 Suites

1101 Rachel, Montreal (QC) – 127 suites

Parkway Park, Ottawa (ON) – 418 Suites


VALUE ADD STRATEGY

PORTFOLIO MANAGEMENT

Driving and Enhancing Revenue StreamsContinuously search for new revenue streams as well as ways to grow existing ones. • Increase rents on turnover through exterior,

common area and in-suite improvements• Securing additional streams of income through

rooftop leases and revenue sharing agreements• Growing the rental revenue base organically while

at the same time improving its stability by removing undesirable tenants

• Increased focus on parking and ancillary revenue• Adding suites within under-utilized space

Recycling and

Allocation of Capital• Regularly review the properties within

the portfolio to determine the most

efficient and effective use of capital

• Refinance at more favourable

rates/terms

• Disposition of non-core assets

Acquisitions• Acquire properties that have untapped value that can be

realized through the REIT’s repositioning strategy

• Properties that are located in our target growth areas

Customer ServiceOffer an unsurpassed customer

experience by:

• Multi-channel communication stream

• Dedicated customer advocates

• Tracking and reporting to senior

management of customer concerns

and feedback

• Creating a sense of community

Cost Reduction and ContainmentImplement energy-efficient utility programs to lower

operating costs while utilizing government programs to

leverage investment dollars.• Replace old boilers, domestic hot water heaters,

water fixtures and lighting fixtures• Conversion of domestic hot water heaters from

electric to gas• Implement hydro submetering programs• Focus on preventative maintenance• Reduce customer turnover by providing better

customer service

Our PeopleHiring excellence,

providing constant

training and career

advancement


FOCUS ON REPOSITIONING

PORTFOLIO MANAGEMENT

Before After

EXTERIOR UPGRADES

COMMON AREA UPGRADES

UNIT UPGRADES

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• Complete, attractive first impression package

• Designer-influenced exterior finishes

• Added functionality• Designer finishes• Enhanced security

• Improving suite layout• Upgraded bathrooms and

kitchens• Upgraded flooring


2011 ACQUISITIONS

VALUE CREATION

As at Acquisition As at 2016 Q1

Acquisition Cost $ 15,745,537 Capital Invested $ 5,132,679 Acquisition Cost Plus Capital Invested $ 20,878,216

Net Revenue $ 2,162,545 $ 2,783,198 Operating Costs $ 1,120,723 $ 1,200,391 NOI $ 1,041,822 $ 1,582,807 52%Cap Rate 6.6% 7.6%

Total Suites 242 244 Current Cap Rate 5.5%Fair Value Today $ 28,681,000

Value Creation $ 7,802,784 Value per Suite $ 65,064 $ 117,545 81%

Hamilton Landing | Trenton 225 Capel | Sarnia 14 Reid | Mississauga


2012 ACQUISITIONS

VALUE CREATION

As at Acquisition As at 2016 Q1Acquisition Cost $ 85,276,275 Capital Invested $ 39,420,949 Acquisition Cost Plus Capital Invested $ 124,697,224 Net Revenue $ 10,197,104 $ 13,158,422 Operating Costs $ 4,758,527 $ 4,605,618 NOI $ 5,438,577 $ 8,552,804 57%Cap Rate 6.4% 6.9%Total Suites 1,000 1,016 Current Cap Rate 4.7%Fair Value Today $ 181,038,000 Value Creation $ 56,340,776 Value per Suite $ 85,276 $ 178,187 109%

New Street | Burlington Riviera | Gatineau 2304 Weston | Toronto


0.00

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$0

$200,000

$400,000

$600,000

$800,000

$1,000,000

$1,200,000

$1,400,000

Liabilities Unitholders' Equity Distributions/unit

FFO Per Unit (Diluted) FFO/Unit CAGR

PROVEN TRACK RECORD OF SUCCESS

KEY FINANCIAL METRICS

58.1% 55.0%

31-Mar-11 31-Mar-16

FIVE-YEAR DEBT-GBV CHANGE TOTAL ASSET GROWTH

Effective use of capital through:Smart disposition of propertiesRecycle capital from dispositions fully into repositioningsCapitalize on low interest rate environment

73%

63%

51%

92%300%

100%

% AFFO Payout Ratio

73%71%


In $000s, except as noted 2010 2011 2012 2013 2014 2015

TTM at

31-Mar-16

Total Suites 3,998 3,820 4,695 6,048 6,700 8,389 8,362

Occupancy Rate 96.3% 96.6% 97.8% 96.4% 96.1% 94.6% 94.6%

Average Rent Per Suite $805 $843 $887 $931 $965 $996 $1,004

Operating Revenues $35,352 $38,471 $47,530 $60,506 $65,404 $82,977 $88,619

Net Operating Income (NOI) $15,913 $20,506 $27,946 $36,041 $37,884 $48,490 $51,702

NOI % 45.0% 53.3% 58.8% 59.6% 57.9% 58.4% 58.3%

Funds from Operations (FFO) $232 $3,400 $13,489 $18,883 $18,836 $24,425 $25,882

FFO Per Unit (basic) $0.01 $0.13 $0.31 $0.35 $0.33 $0.35 $0.36

Adjusted Funds from Operations (AFFO) $1,135 $4,343 $11,748 $16,278 $16,189 $21,145 $22,424

AFFO Per Unit (basic) $0.04 $0.13 $0.27 $0.30 $0.28 $0.31 $0.32

Debt to GBV 58.3% 48.5% 46.8% 47.4% 52.7% 54.2% 55.0%

GROWTH IN ALL THE RIGHT PLACES


Elmridge | Ottawa


A PROVEN APPROACH TO MANAGING THE BALANCE SHEET


Mortgage & Debt Balance

(000s)

Weighted Average by

Weighted Average

Year Maturing 31-MAR-16 Maturity Interest Rate

2016 $159,128 24.1% 2.52%

2017 $173,852 26.3% 2.72%

2018 $78,178 11.8% 2.45%

2019 $15,217 2.3% 2.66%

2020 $44,854 6.8% 2.54%

Thereafter $189,463 28.7% 3.17%

Total $660,692 100% 2.72%

MORTGAGE SCHEDULE

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INTEREST COVERAGE 2.61x

DEBT SERVICE COVERAGE 1.52x

DEBT TO GBV31-MAR-11

DEBT TO GBV 31-MAR-16

58.1% 55.0%


EXECUTIVE TEAM

INTERRENT REIT

INTE

RR

EN

T R

EIT

MIKE MCGAHANChief Executive Officer

& Trustee

Property Management

Operations

Development

Syndications

Brokerage

BRAD CUTSEY, CFAPresident

Capital Markets

Research & Financial Modeling

Investor Relations

Strategic Management

CURT MILLAR, CPA, CAChief Financial Officer

Corporate Finance

Accounting

Operations Management

Financial Reporting

Business Development

Process & Systems Optimization

OZ DREWNIAKVice President

Property Management

Marketing

Acquisitions

Management

BRIAN AWREY, CPA, CAVice President

Financial Reporting

Corporate Finance

Accounting

JACIE LEVINSONCHAIRMAN OF THE BOARD OF TRUSTEES

PAUL AMIRAULTTRUSTEE

PAUL BOUZANISTRUSTEE

RONALD LESLIETRUSTEE

VICTOR STONETRUSTEE

BO

AR

D

MIKE MCGAHANTRUSTEE

100+ Years

Combined

Experience

Our success is dependent on our team members. The InterRent team has a proven track record of creating value through repositioning rental properties, providing both the experience and ability necessary to continue to grow and improve the REIT while creating value for our unitholders.

“Good teams become great ones when the members trust each other enough to surrender the Me for the We”

- PHIL JACKSON

InterRent REIT | 2016

APPENDIX


VALUE CREATION

CASE STUDIES

BURLINGTON, ONTARIO

Conveniently situated in the Roseland area

in Burlington, 2386 & 2400 New Street

offers spacious one, two, and three

bedroom suites with scenic views of Lake

Ontario.

This property has receive extensive capital

investments over the past three years

including new landscaping, new balconies,

upgraded kitchens and flooring in many

suites, energy efficient lighting, a new gym

and a media room. We have also added 8

suites to this property.

Since acquisition in March 2012, average

rent on the suites which have been turned

over has increased 40% from $1,049 to

$1,468. NOI has increased 105% from

$1,313,832 to $2,697,601. The expected

IRR based on the IFRS value at March 31,

2016 is over 40%.

LocationBurlington, Ontario

Investment Timeframe

49 Months

Purchase Price $20.7M

IRR* 40% +

Equity Multiple 2.77

*IRR is based on the property’s IFRS value for the most

recent quarter.

Investment Highlights

2386 & 2400 New StreetOverview

Total Suites 238

2386 & 2400 NEW STREET


VALUE CREATION

CASE STUDIES

MISSISSAUGA, ONTARIO

2757 Battleford and 6599 Glen Erin are two

properties located on the grounds of beautiful

Lake Aquitaine near Erin Mills Parkway and

Battleford Road in Mississauga, Ontario. InterRent

initially purchased 2757 Battleford and negotiated

a first right to purchase the adjacent property,

6599 Glen Erin. This right was exercised in

December 2014.

Substantial capital improvements have been

made to these properties including new hard &

soft landscaping, new entrance and lobby, hydro

submetering, new elevators and energy efficient

lighting.

Since acquisition in June 2012, average rent on

the suites which have been turned over at 2757

Battleford has increased 17% from $1,151 to

$1,350. NOI has increased 41% from $1,462,650

to $2,066,126. The expected IRR based on the

IFRS value at March 31, 2016 is over 25%.

6599 Glen Erin is still in the process of being

repositioning to the same quality as 2757

Battleford.

2757 BATTLEFORD RD & 6599 GLEN ERIN DRIVE

2757 Battleford Investment Highlights

Investment Timeframe

46 Months

Purchase Price $23.9M

IRR* 25% +

Equity Multiple 2.39

2757 Battleford & 6599 Glen ErinOverview

Combined Suites 416

Combined Land Size39,089 m

2 or

420,750 sq ft

*IRR is based on the property’s IFRS value for the

most recent quarter.


OTTAWA, ONTARIOInterRent purchased this 286 unit portfolio in 2015.

The average purchase price was $97,028 per unit

overall, which the REIT believes was well below

market value.

Unit types consist of apartments, duplexes and

semi-detached homes and are located along

Britannia Park and the waterfront of the Ottawa

River.

The average rent for the suites which have turned

over since the acquisition of this portfolio in April

2015 is $978. This is an increase of 21% from the

average rent for this same group of suites at

acquisition of $806. Capital improvements at these

properties include recladding of exteriors, new

windows, new landscaping, intercom and security

systems new laundry rooms, energy efficient

lighting, upgraded boilers and renovated kitchens

on turnover.

Within this portfolio, InterRent acquired duplex units

at an average price of $152k per unit. This leaves

significant potential for upside value when

compared to the average selling price of private

duplexes in Britannia of $342k.

BRITANNIA PORTFOLIO

Sample Potential Upside Value:Duplexes

InterRent Duplex Purchase Price

$152k

Average Private Duplex Sale Price

$342k

Potential Value ~$190k/duplex

Acquisition Highlights

Number of Units 286

Price per Unit $97,028

Going-In Cap Rate 5.6%

Year 3 Projected cap Rate with Capex

6.7%

Britannia Lot Size34,057 m

2or

366,586 sq ft

VALUE CREATION

CASE STUDIES


CANADIAN APARTMENT REITS: ON SALE RELATIVE TO U.S.

VALUATION

Historical Price / Consensus AFFO

Historical AFFO Yield Spread

The Canadian publically listed Multi-Family sector is trading below its historic average, despite its U.S. peers trading well above

Despite a recent decline in long term bond yields, the Canadian publically listed Multi-Family sector have not moved in line with its historical average, while its U.S. peers have.

Source: SNL Financial.

8.0x

16.0x

24.0x

32.0x

Jan-98 Jan-00 Jan-02 Jan-04 Jan-06 Jan-08 Jan-10 Jan-12 Jan-14 Jan-16

Cdn P/FTM AFFO US P/FTM AFFO Cdn P/FTM AFFO Hist. Avg US P/FTM AFFO Hist. Avg

(2.0%)

5.0%

12.0%

Jan-98 Jan-00 Jan-02 Jan-04 Jan-06 Jan-08 Jan-10 Jan-12 Jan-14 Jan-16

Cdn AFFO Yield Spread US AFFO Yield Spread Cdn AFFO Yield Spread Hist. Avg US AFFO Yield Spread Hist. Avg


7.8%6.5%

5.0% 4.8% 4.3% 4.0% 3.8%2.9%

0.0%

9.4%7.8%

6.3%7.7%

5.7% 5.1%

9.2%

4.6%

6.4%

NVU.UN RUF.U KMP.UN MRG.UN BEI.UN CAR.UN MST.UN IIP.UN MEQ

Distributed Yield 2016 Fully Distributed Yield

INTERRENT’S PAYOUT RATIO: REMAINS CONSERVATIVE

VALUATION

Distribution Yields

2016E AFFO Payout Ratio

Figures based on consensus estimates as at June 3, 2016.Source: SNL.

83% 82% 79% 78% 74% 63% 63%42%

NA

N V U .… R U F .… K M P .… C A R .… B E I .… M R G .… I I P .… M S T .… M E Q

2017 Fully

Distributed

Yield

9.7% 8.8% 6.6% 8.0% 5.9% 5.3% 9.9% 5.4% 6.5%


PEG Ratio (1) 1.0x 2.3x 6.9x 1.2x 10.7x 1.0x 0.7x 0.7x 1.5x

21.6x19.5x

17.4x15.9x 15.6x

13.1x 12.8x10.9x 10.6x

18.6x 18.7x17.1x

15.2x 15.3x12.5x 11.4x 10.1x 10.3x

IIP.UN CAR.UN BEI.UN KMP.UN MEQ MRG.UN RUF.U MST.UN NVU.UN

P/2016E AFFO P/2017E AFFO

109% 105%97% 97% 93% 93% 90%

73% 76%

IIP.

UN

CA

R.U N KM

P.U N MS

T.U N RU

F.U

NV

U.U N BE

I.

UN

ME

Q MR

G.U N

INTERRENT’S PEG RATIO: AT A DISCOUNT RELATIVE TO ITS PEERS

VALUATION

Price / Consensus AFFO

Price / Consensus NAV

Figures based on consensus estimates as at June 3, 2016.Source: SNL.(1) PEG Ratio = P/AFFO ('16E) / CAGR of AFFO ('15-'17E) + Current Yield


• Multi-family properties known as safest real-estate asset class

• Steady and stable rent increases enabled by short term lease durations

• Lower cost mortgage financing with CMHC insurance and mortgage renewal risk

mitigated

• Acquisitions at discount to replacement cost

Historical Vacancy Historical Y/Y Rent Growth

Stable Multi-Family Fundamentals

Source: CBRE.

Multi-Family assets have experienced less volatile changes in vacancy and more stable Y/Y rent growth over the past 30 years relative to other real estate sectors

0%

4%

8%

12%

16%

20%

1986 1991 1996 2001 2006 2011 2016E

Apts Retail Office Industrial

Historical Vacancy

-60%

-45%

-30%

-15%

0%

15%

30%

1986 1991 1996 2001 2006 2011 2016E

Apts Retail Office Industrial

VERY DEFENSIVE ASSET CLASS

WHY MULTI-FAMILY?


BEST RISK-ADJUSTED RETURNS

WHY MULTI-FAMILY?

Sector Performance – Publicly Listed Total Return (As at June 3, 2016)

Sector Performance – PrivateTotal Return (As at December 31, 2015)

Source: SNL Financial, Bloomberg, IPD Index.

The Canadian listed Multi-Family sector has outperformed its peers over the past 10-years, despite the direct property returns lagging the office and retail sectors

65.3%75.2% 67.1% 59.5%

161.3%178.0% 172.9%

126.0%

Multi-Family Retail Office Industrial

5-Year 10-Year

29.7% 28.5%

57.4%38.0%

82.0%

33.5%

178.4%

137.8%152.8%

126.8%

98.7% 95.2%

Multi-Family Office Retail Diversified Seniors' Living Industrial

5-Year 10-Year

interrent reit · return 501% number of suites 4,033 to 8,474 110% since current management took...

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